Title
Hold a public hearing and consider an ordinance requested by Republic Engineering & Development Services, on behalf of Hereford Development, LLC and the Sheryl Yowell Anderson 1998 Trust ETAL, (Case# Z25-36) amending the Planned Unit Development (PUD) zoning designation of approximately 390.72 acres out of the M. J. Pleasant Survey, Abstract No. 652 and the S. D. Carothers Survey, Abstract No. 177. The subject property is generally located south of Stagecoach Road and west of East Trimmier Road, Killeen, Texas.
Body
DATE: December 9, 2025
TO: Kent Cagle, City Manager
FROM: Wallis Meshier, Exec. Dir. Of Dev. Serv.
SUBJECT: Zoning Case # Z25-36: Preserve at Thousand Oaks PUD Amendment
BACKGROUND AND FINDINGS:
Property Information:
Property Owner: Hereford Development, LLC, and the Sheryl Yowell Anderson
1998 Trust ETAL.
Agent: Republic Engineering & Development Services
Current Zoning: “PUD” (Planned Unit Development)
Proposed Zoning: “PUD Amendment” (Planned Unit Development Amendment)
Current FLUM Designation: ‘Residential Mix’ (RM)
Summary of Request:
Republic Engineering & Development Services, on behalf of Hereford Development, LLC, and the Sheryl Yowell Anderson 1998 Trust ETAL, request to amend the existing Planned Unit Development for approximately 390.72 acres, located at 4244 Stagecoach Road. The purpose of the amendment is to revise the phasing, update the minimum lot width to 45’ (ft.) in the “SF-2” (Single-Family Residential District), with a minimum lot area of 4,500 square feet, and to modify the Parks and Open Space plan by reducing the number of fenced dog parks from two to one.
Lot Size and Yard Requirements:
1. SF-2 (50’), Single Family Residential Base Zoning
a. This base zoning will meet all the City of Killeen’s zoning regulations for District “SF-2”, single-family residential district, as of the date of the approved PUD with the following exception:
i. There shall be a front yard having a depth of not less than twenty (20) feet.
ii. There shall be a side yard on each side of the lot having a width of not less than five (5) feet. A Side yard adjacent to a side street shall not be less than fifteen (15) feet.
b. A typical lot size for this base zoning is 50 feet by 120 feet. This results in a 6,000 square foot lot, which exceed the required 5,000 square foot requirement.
2. SF-2 (45’) Single Family Residential Base Zoning
a. This base zoning will meet all the City of Killeen’s zoning regulations for District “SF-2”, single-family residential district, as of the date of the approved PUD with the following exception:
i. There shall be a front yard having a depth of not less than twenty (20) feet.
ii. There shall be a side yard on each side of the lot having a width of not less than five (5) feet. A Side yard adjacent to a side street shall not be less than fifteen (15) feet.
iii. The minimum lot width shall be 45’ with a minimum lot area of 4,500 square feet.
b. A typical lot size for this base zoning is 50 by 120 feet.45 feet by 110 feet. This results in a 6,000 square foot lot, which exceed the required 5,000 square foot requirement. This results in a 4,950-square-foot lot.
|
Zoning |
Original Number of Lots |
Amended Number of Lots |
Difference |
|
SF-2 (45') |
0 |
284 |
+284 |
|
SF-2 (50') |
241 |
283 |
+42 |
|
R-1 |
408 |
151 |
-257 |
|
R-2 |
228 |
226 |
-2 |
|
SR-1 |
46 |
46 |
0 |
|
SR-2 |
31 |
30 |
-1 |
|
AR-1 |
13 |
13 |
0 |
|
B-5 |
2 |
2 |
0 |
|
TOTAL LOTS |
969 |
1,033 |
+64 |
|
TOTAL UNITS |
1197 |
1254 |
+57 |
The amended lot table shows a total increase of 66 lots, rising from 969 to 1,033 not including the two commercial lots. The most notable change is the introduction of SF-2 (45') and SF-2 (50'), which were previously grouped under SF-2, adding 284. The R-1 category saw a significant decrease, dropping by 257 lots, from 408 to 151. There were minor reductions in R-2 (-2) and SR-2 (-1), while categories like SR-1, AR-1, and B-5 remained unchanged. The total unit count also increased by 57, from 1,197 to 1,254.
Park/Open Space (approximately 91 acres)
1. The Parks/Open spaces and amenities shall be maintained by the city.
2. The following are minimum requirements for the approximate 91 acres of parks/open space in the PUD Concept Plan, with the sizes to be determined based on protecting existing trees and natural topography of the area.
a. One (1) playground/playscape area.
b. One (1) fenced dog park.
c. Three (3) Covered Pavilions. 30’x30 (approximately 2,700 2,500 square feet)
d. Approximately fourteen thousand, eight hundred (14,800) feet of Trail system. Trails are to be 8’ wide and concrete.
3. The park amenities shall be built with the phase of the development in which they are located.
Park amenities in each phase shall be completed before the 100th certificate of occupancy is granted for that specific phase of the development.
Zoning/Plat Case History:
The subject property was annexed into the city limits on March 16, 2004, by Ordinance No. 04-12. It was zoned “A” (Agricultural District) on April 26, 2005, by Ordinance No. 05-31, and was subsequently rezoned from “A” (Agricultural District) to “PUD” (Planned Unit Development) in 2022 by Ordinance No. 22-058. The property was preliminarily platted in 2022, with amendments to the preliminary plat approved in 2023 and again in 2025.
Character of the Area:
North: Single-family homes on large lots zoned R-1 (Single-Family Residential District)
East: Single-family homes zoned R-1 (Single-Family Residential District), existing mobile home park zoned RMH (Mobile Home District), and existing commercial property zoned B-5 (Business District)
South: Single-family homes on large lots zoned A (Agricultural District) and A-R1 (Agricultural Single-Family Residential District), undeveloped property zoned A-R1 (Agricultural Single-Family Residential District), and Fire Station 8 zoned R-1 (Single-Family Residential District)
West: Undeveloped property and single-family homes zoned Planned Unit Development (PUD) w/ R-1 (Single-Family Residential District)
Future Land Use Map Analysis:
The subject property is located within the ‘Intended Growth’ (IG) on the Growth Sector Map and designated ‘Residential Mix’ (RM) and ‘Regional Commercial’ (RC) on the Future Land Use Map (FLUM) of the Killeen 2040 Comprehensive Plan.
The ‘Intended Growth’ sector includes property that is in close proximity to existing development and has access to existing or planned infrastructure. Development in this sector should align with the Big Ideas of this plan, particularly those related to diversifying the housing and neighborhood options in the city.
The ‘Residential Mix’ place type creates neighborhoods built with a traditional walkable block/street grid network that allows a flexible mix of residential building typologies. Aside from large multiplex garden apartments, most housing types should be allowed here. This place type encourages most residential uses such as single-family detached, townhouses, small-plex (2-4 units), etc. This place type encourages a twenty-five percent (25%) nonresidential and ninety-five percent (95%) residential use mix.
The request supports the following Comprehensive Plan recommendations:
§ LU1 - Use place types and complete neighborhoods as building blocks
§ LU2 - Improve the fiscal productivity of development
§ LU3 - Encourage incremental evolution of neighborhoods
§ NH3 - Diversify housing mix (types and price points)
§ NH4 - Build complete neighborhoods
§ MC1 - Adjust planning approach to consider non-vehicular trips
§ MC2 - Coordinate land use and mobility strategies to create commercial nodes in each
development zone of the city and within neighborhoods
§ MC4 - Design neighborhood streets to prioritize people, place, and fiscal productivity
The Comprehensive Plan’s Big Idea #5 promotes neighborhoods, not subdivisions, designed and built to intentionally mix housing and commercial opportunities together so that the majority of daily needs are accessible within a safe and walkable distance that fosters a unique sense of place. Neighborhoods are flexible places with a mixture of housing and services that provide value directly to the people who reside there. The Comprehensive Plan also emphasizes the need for expanding the variety of neighborhood styles, housing types and price points available in the city since affordability and quality of life mean different things to different people.
Additionally, the Comprehensive Plan highlights building a diverse mix of housing options in order to keep housing in a community affordable and to attract and retain people in different stages of life and different socioeconomic levels. Several elements that contribute to creating a neighborhood include housing and commercial options, parks and public spaces, and street design that prioritizes walkability and human interaction over automobiles. The applicant’s proposed PUD includes a mix of housing types including, single-family detached, and multifamily apartments, neighborhood amenities such as common clubhouse with leasing center, fitness, postal/package pavilion and outdoor amenity and activity areas, and streets that include sidewalks and street trees.
Development Zone Analysis:
This property is located within the City of Killeen Development Zone #8. This development zone is south of Stagecoach Road, east of State Highway 195, and west of East Trimmier Road. This development zone consists of 60.33% residential uses and 39.67% commercial uses.
The current land use mix within this area comprises of the following acreages and percentages approximately:
District Acres Percentage
Special Districts 463.61 13.19%
Residential 1657.65 47.14%
Industrial 0.00 0.00%
Commercial 191.31 5.44%
Agricultural 1203.59 34.23%
Totals 3516.15 100.00%
Water, Sewer and Drainage Services:
Provider: City of Killeen
Within Service Area: Yes
Feasibility Study or Service Commitment: Water, sanitary sewer, and utility services are located within the City of Killeen municipal utility service area and available to the subject tract.
Water, wastewater, and drainage services are currently under construction for the entire tract. Engineering plans will be reviewed and approved by the city with each phase of development.
Transportation and Thoroughfare Plan:
Access to the property is via Stagecoach Road (Variable ROW) and East Trimmier Road (Variable ROW), both of which are classified as Minor Arterials in the currently adopted Comprehensive Plan. Due to the increase in the number of lots comprising this Planned Unit Development, the existing Traffic Impact Study will need to be updated, and additional right-of-way dedications may be required.
The current zoning classification for the property is “Planned Unit Development, which contains the zoning classifications SF-2, R-1, R-2, SR-1, SR-2, A-R1, and B-5”. The property is currently under construction. The proposed zoning classification under this amendment is “Planned Unit Development, containing the zoning classifications SF-2 (45’), SF-2 (50’), R-1, R-2, SR-1, SR-2, A-R1, and B-5”. The stated use for the amended planned unit development is a master planned residential community.
The stated use for the amended planned unit development is a master planned residential community.
If the conditions or assumptions used in the development of the current Traffic Impact Determination change, a revised determination may be warranted at that time.
Environmental Assessment:
The property is in the Stillhouse Hollow Lake / Lampasas River Watershed. The property is located in Zone AE Special Flood Hazard Area (1% Annual Chance Flood Hazard Area), per Federal Emergency Management Agency Flood Insurance Rate Map 48027C0290E with an effective date of September 26, 2008.
The property is impacted by freshwater ponds, freshwater forested/shrub wetlands, freshwater emergent wetlands, and riverine habitats, as shown on the National Wetlands Inventory maps for the property. No visual evidence of other environmental impediments is apparent on the property at this time.
Public Notification:
Staff notified three hundred and fourteen (314) surrounding property owners regarding this request.
As of the date of this staff report, staff has received two (2) responses in opposition and none in support regarding this request.
Staff Findings:
Staff finds that the proposed amendment to the Planned Unit Development (PUD) is consistent with the intent and purpose of the City’s zoning regulations and Comprehensive Plan. The proposed revisions update the mix of housing types and lot sizes to better align with current market conditions. The inclusion of parkland, trail connectivity, and open space features ensures the development continues to promote a high-quality residential neighborhood that supports livability and walkability. The proposed PUD amendment retains the overall design integrity of the previously approved plan.
THE ALTERNATIVES CONSIDERED:
The City Council may:
• Recommend disapproval of the applicant’s PUD request;
• Recommend approval of the proposed PUD with conditions; or
• Recommend approval of the PUD as presented by the applicant.
Which alternative is recommended? Why?
Staff recommends approval of the applicant’s request as presented.
CONFORMITY TO CITY POLICY:
This zoning request conforms to the City’s policy and procedures, as detailed in Chapter 31 of the Killeen Code of Ordinances.
FINANCIAL IMPACT:
What is the amount of the expenditure in the current fiscal year? For future years?
This zoning request does not involve the expenditure of City funds. However, long-term maintenance of all proposed municipal infrastructure will be the City’s responsibility.
Is this a one-time or recurring expenditure?
This is not applicable.
Is this expenditure budgeted?
This is not applicable.
If not, where will the money come from?
This is not applicable.
Is there a sufficient amount in the budgeted line-item for this expenditure?
This is not applicable.
RECOMMENDATION:
Staff recommends approval of the applicant’s request as presented.
At their regular meeting on November 10, 2025, the Planning and Zoning Commission recommended approval by a vote of 3 to 1, with Commissioner Sabree in opposition.
Commissioner Sabree stated that she is opposition because she believes that the development will become congested. She stated that there should not be any more houses built and she was in support of the originally approved Planned Unit Development.
DEPARTMENTAL CLEARANCES:
This item has been reviewed by the Planning and Legal staff.
ATTACHED SUPPORTING DOCUMENTS:
Maps
Site Photos
Minutes
Ordinance
Letter of Request
PUD Features and Regulations - Amended
Concept Plan - Amended
Park & Open Space Plan - Amended
Responses
Presentation